Want to extend your home? As homeowners opt to stay put, how to get YOUR grand design past the planners

The Brexit vote has dampened homeowners’ enthusiasm for moving, according to new research. But it is likely to increase the appetite of many to improve their property instead.

The good news is that homeowners who do not want – or cannot afford – to move are enjoying more freedom than ever to extend their homes, thanks to a relaxation of planning rules.

Yet thousands of applicants a year have their dreams dashed by officials who are out of date with the rules or out of step with developments in design. Do not give up hope because, with a little effort, planning refusals can be overturned.

Flight of fancy: Planning rejections can be overturned, but eccentric designs like this hotel in Costa Rica could pose a challenge

One in ten homeowners say the uncertainty sparked by Brexit means they are more likely to carry out home improvements than put their houses up for sale over the next three years, according to a post-referendum survey by property website Plentific.

Many will start devising plans for new extensions or renovations and send their applications to the local council for approval.

But a leading planning appeals firm warns homeowners to be prepared for a fight.

Share this article

HOW THIS IS MONEY CAN HELP

Its research found local councils threw out an estimated 18,000 residential planning applications ‘unfairly’ last year – and the numbers are expected to escalate this year, if scheduled planning policy changes come into effect.

Experts say homeowners are being misled because as many as three in four rejections could easily be overturned on appeal.

Only about 11 per cent – 2,000 householders – managed to overcome an authority’s decision last year by appealing to the national Planning Inspectorate.

More could succeed if armed with the right information, according to Martin Gaine, a former planning officer and founder of appeals specialist Just Planning.

He says: ‘Everyone should appeal a rejection. Many aren’t aware there is even an appeal process in place. People are also put off by the official language used in rejection notices.’

Appealing a rejection is free – and there is a high chance of success.

Gaine says: ‘I have seen it from the other side and many council planning officers are set in their ways and that culture is passed on to new officers who join.

'Always appeal': Martin Gaine

‘Householders shouldn’t take it lying down as the decisions these people make are often based on out-of-date policies that are in conflict with national policies or even just a subjective view.’

Although about 90 per cent of planning applications are granted in the UK, the geographic picture of success differs dramatically.

Gaine says: ‘The lowest number of cases granted by local planners has been in Newham council in London, where only 53 per cent of cases are granted. Just six councils grant 100 per cent of applications.’

The toughest hurdles are faced by those in the South of England where councils reject between 53 and 73 per cent of applications – with Londoners the most likely to receive the ‘computer says no’ treatment as seven of the ten councils with the lowest approval rates are London boroughs.

Many homeowners apply for planning permission during the building process or after an extension is completed.

This can be a mistake as councils can put a stop to building work or even demand the structure is pulled down by issuing an ‘enforcement notice’.

Gaine says the London Borough of Hammersmith and Fulham issued the most enforcement notices on households in England in the year to September 2015 – 637 out of a total of 5,163.

Those receiving enforcement notices can appeal against the decision, although they must act within 28 days, whereas those appealing against a failed planning application have six months.

Gaine says: ‘Overworked planning officers are often confused between national and local planning policy and tend to reject applications out of hand based on dated rules.

‘Proposed changes to the National Planning Policy Framework will just add to planners’ workload and the chaos.’

If a DIY approach seems too daunting, then consider employing a professional.

Architects and surveyors may help although it is not the mainstay of their work. The Royal Town Planning Institute can offer advice and has a directory of planning professionals, including those who can help with appeals, at rtpi.org.uk.

Gaine specialises in appeals and the team takes on cases only if there is a big chance of success. If it fails, the company will provide advice on the next step to take.

WE USED AN APPEALS FIRM TO GET PERMISSION FOR NEW WINDOWS

Retired couple Lynda and Douglas Mein and their neighbours endured a gruelling 16 months before getting permission to install replacement windows in their three barn conversions in Burleydam, Cheshire.

Lynda and Douglas Mein and their neighbours endured a gruelling 16 months before getting permission to install replacement windows in their three barn conversions, pictured above.

Lynda, 60, says: ‘We made enquiries about whether we would need planning permission in September 2014, which we did. We applied about a year ago and had it refused in April last year.’

The three households, whose properties are all set off the road, were desperate to change the wooden widows for something more weatherproof.

Lynda, who used to work in the music business, says: ‘There is not much distance between our properties and the Welsh coast so the windows get weather beaten, are draughty and rot quickly.’

The Meins and their neighbours wanted to put in high quality PVC double-glazed replacements that look almost identical to the original timber – but the planner in charge of their case took against the idea and rejected the application.

Lynda says: ‘We even had a mock-up set of windows made to show the planner but he didn’t come and look at them.’

She adds: ‘One of the neighbours replaced their windows with timber and they were rotten in two years.

‘How could they refuse us installing ones that look like the originals, stop the wind howling through them, are more secure and keep the noise out? They are specialist windows that have been used in many conservation areas.’

In frustration, the couple contacted appeals specialist Just Planning, which took on their case.

The Inspectorate accepted the appeal. It decided the council was overly concerned about design and believed the residents’ quality of life was equally important.

Finding success

You are likely to succeed if you discover the council has cited out-of-date policies that conflict with national planning policy.

For example, many planners automatically reject extensions over three metres even though this was raised by the Government to between six and eight metres under certain conditions in 2013.

Some councils object to the look of certain materials such as types of brick. These are subjective views and councils have a weak record on enforcing them on appeal.

Many applications fall foul of the so-called ‘45 Degree Rule’, which dictates an extension must not intersect a line drawn at 45 degrees from a neighbour’s window.

In practice, appeals can succeed when it is discovered the window in question is not in regular use.

Some councils take a tougher stance than others on improvements such as loft extensions. It is possible to appeal successfully if it is found a previous challenge has been successful.

A homeowner may have ignored a basic principle on the original planning application – such as building a double-storey side extension that is not set back a metre from a main residence so that it looks subordinate. In which case, the only way to get it through is by rejigging the application and resubmitting it – and paying a new fee.

How to appeal

First try to engage with the planners dealing with your case. They might accept a tweak to the original plans – although the application may have to be resubmitted. This will result in a fee of £172 in England. Fees differ in Wales, Scotland and Northern Ireland.

Appeals are allowed if you disagree with the decision – or if the decision was not made within eight weeks (13 weeks for buildings more than 1,000 square metres).

Lodge an appeal within six months – or 28 days if you want to appeal an enforcement notice either stopping building already in progress or demanding it is taken down.

There is no charge for making an appeal and you can do it online or by post to the national Planning Inspectorate based in Bristol.

You can employ a professional to increase the chance of success. Use a local architect, surveyor or town planner, whose fees vary. Just Planning, after an initial free consultation on the issue, charges £714.

Expect a decision within 19 weeks.

If rejected the only recourse is to go to the High Court. Seek legal advice first.

Get it right first time

Find a good local architect who knows the policy of the local planning department. You should check out recent approvals – and the architects’ names – on the council website.

Do not apply for the largest extension you can get away with. Smaller spaces, cleverly designed, can be a more acceptable and affordable option.

Show plans to neighbours so they are not startled by a ‘neighbour notification’ letter from the council, that might prompt an objection. Councils pay attention to neighbour opinion.

Consider a ‘permitted development’. These are works – including some large loft conversions – that do not require planning permission, subject to certain restrictions. Check the Government planning website planningportal.gov.uk.

Boost: Conservatories, extensions and loft conversions all add value to a ahome

The extensions and renovations that add the most value

Renovations can make the home a more comfortable place in which to live and if they meet ‘permitted development’ guidelines you won’t need planning permission – although they will still have to meet building regulations.

But if you want to add value to your property, think before you book the builders. Get it right – by increasing the usable floor area in particular – and you can seriously boost the asking price when you finally sell.

Loft conversions

Adding a bedroom – preferably with ensuite bathroom – in the loft can add an average of 21 per cent to a home’s value, according to Nationwide Building Society. It will cost between £600 and £900 a square metre to convert, according to website Building and Renovating.

Extensions

Building an extension on the side of a house can add 11 per cent to a home’s value. These can cost between £1,000 and £1,200 a square metre. A basement extension usually costs significantly more but can add up to a third to the value of a home depending on the space created.

Conservatories

These cost from at least £6,000 including installation but many homeowners spend more.

Their advantage is they can be quick to build (and usually done under permitted development) but they will eat up garden space. Website Move with Us reckons it can add 5 per cent to a property’s value.

Building the dream: An extension on the side of a house can add 11 per cent to a home’s value

Second bathrooms

If you can squeeze in an extra bathroom without impinging too much on other valuable space, this will add about 5 per cent to a property’s value, says Nationwide. Depending on what fittings are chosen, prices start at about £2,500.

Insulation

Energy efficiency ratings appear on all house particulars when a property is put up for sale. So making it more energy efficient can help boost its selling power – as well as save on energy bills. Cavity wall insulation and double glazing can help improve energy efficiency. Since 1996, the proportion of homes with double glazing has increased from 30 per cent to more than 80 per cent.

According to consumer group Which? professionally installed loft insulation for a typical three-bedroom, semi-detached house with gas central heating costs around £300. It will take around two years to pay for itself through the savings made on heating bills.

Insurance

You need to make your insurer aware of any building works that result in a significant change to your property, otherwise it may invalidate cover.